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HomeMy WebLinkAboutResolution 463 - Naumes Partition (Pear Blossom Center)~~ PLANNING COMMISSION RESOLUTION N0.463 A RESOLUTION GRANTING TENTATIVE PLAN APPROVAL FOR A LAND PARTITION (Applicant (s} : Naumes Inc. } (37 2W02D Tax Lot 100 ) Recitals 1. Applicant(s) has/have submitted an application for tentative plan approval for a land partition on a 21..6 -acre parcel, located C-4 Tourist and Office Proffesional District in the City of Central Point, Oregon. 2. On October 5, l 999, the Central Point Planning Commission conducted aduly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application. Now, therefore; BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section l .Approval Criteria. The requirements for approval of land partitions and tentative plans are set forth in CPMC Title l 6 and 17, relating to informational requirements, zoning, lot dimension, access, and similar requirements. Section 2. Findin and Conclusions. The Planning Commission finds and determines as follows: A. Tentative Plan Requirements. The application and tentative plan are in the correct form and contain alI of the information required by CPMC l6. l0. B. Area and Width of Lot. This partitioning in an C-4 Tourist and Off ce Proffesional zone would create the following parcels: Parcel I: Approximately 1.92 acres; Parcel 2: Approximately 1.33 acres; Parcel 3: Approximately .7~ acres. Parcel 4: Approximately .82 acres. Parcel 5: Approximately .85 acres. Parcel 6: Approximately .85 acres. Parcel 7 : Approximately .&2 acres. Planning Commission Resolution Na. ^~63 (900599 ) Parcel 8 : Approximately .81 acres. Parcel 9 : Approximately 1.10 acres. Parcel 10 : Approximately 3.33 acres. Parcel 11 : Approximately 3.32 acres. Parcel 12 : Approximately 1.13 acres. Parcel 13 : Approximately 2.35 acres. Parcel 14 : Approximately .76 acres. Parcel 15 : Approximately .62 acres. Parcel 16 : Approximately .79 acres. Parcels 1 and 2 and 3 meet the minimum area (5000 square feet for interiot Iots and 5000 square feet for corner lots} and width (50 feet for interior lots and 50 feet for corner lots) requirements for lots inthe C-4 Tourist and Office Proffesional zone as set forth in CPMC 17.44, and such parcels meet the general requirements for lots contained in CPMC 16.24.050. Parcel I meets the area and width requirements for flag Lots contained in CPMC 16.36.040. C. Access to Flamm., CPMC 16.36.040 requires an access of at least 20 feet in width, paved with cement or asphaltic surface, for all flag lots created by partition. The tentative plan submitted herein provides fora 20-foot wide access, to be paved with concrete, which satisfied the City code requirement. Section 3. Conditional A royal. The application for tentative plan for land partition herein is hereby approved, subj ect to the conditions set forth in the Public Works and Planning Staff Reports on Exhibit "A" and "B", attached hereto by reference incorparated herein imposed under authority ofCPMC Chapter 16.36 and subj ect to a traff c signal will be built when SO % ofthe land is developed or when an anchor tenant starts construction. The deferred improvement agreement will be shortened from 15 years to 10 years. The interior traffic circulation plan will be brought before the planning commission. A 6 foot high wall will be built with a 2 foot berm underneath the fence, bringing it to 8 feet. A hydrology study will be conducted on the site prior to construction. Passed by the Planning Commission and signed by me in authentication of its passage this S day of October, 1999. Planning Commission Chair ATTEST: t City Repr t five Planning Commission Resolution No. 463 (1QO599 ) Approved by me this ~~ day of Cx-"C''b~-- , 1999. Planning Commission Chair Planning Carnmission Resolution No. 463 (100599 ) Attachment A PLANNING DEI'AItTi1~lENT ItI~,COMM[sNl}ED CONDITIONS UI<AYI'ItOVAL l he approval of the tentaElv~ plan shall expire ilt one year oir Uctohcr ~, 2{)()0 unless an application for final plat or extension has been received by the City. Reciprocal Easement Agreements shall he obtained and recorded prior to or in conjilnction with the recording ofa final plat. The applicant shall submit to the City a copy ol~the proposed agreemel~ts prior to recordation.. 2. The project must colrip[y with all applicable local, state and federal regulations including, but not limited to, any requirements of the Division of State Lands for working within a water way. 3. The tentative and final plats shall depict utility easements requested by the City, BCVSA and WP Natural Gas. Any changes to utility layout including fire hydrants shall require subsequent approval by the respective service provider. 4. The applicant property owner shall be responsible for the payment and/or construction of recon3mended transportation improveltzents including, but not limited to, a traffic signal at the East Pine shopping center entrance, deceleration lanes identified in the traffic irxipact analysis and raised medians as determined by the City Public Works Department The applicant/property owner shall subrl~it final parking, landscaping, lighting and sign plans to the Planning, Public Works and Building Departments for approval prior to obtaining any building permits.. 6. The applicant/property owner shall be responsible for the design and construction of'a berm and/or~wall along the northern boundary of the property in question that will sufficiently mitigate -impacts of~new noise and light~generated by development on site:- flans shall be-submitted and approved by the City prior to construction -of the wall and before building permits are'issued for new buildings on the property. n: vOn;v.1V1~1) ~.) Fi r~tt:trltcitet~t $ CITY OF CENTRAL POINT DEPARTMENT OF PUBLlC WORKS STAFF REPORT for NAUMES PEAR BLOSSOM CENTER PW#99059 Date: September 27, 1999 Appficantl Naumes, Inc., 2 W. Barnett Rd., Medford, Oregon 97501, 772-626$, Owner: Contact: Gregg Anderson, Chief Financial Officer Agent: Burrilf Rea! Estate/Hoffbuhr & Associates Project: Pear Blossom Center: Commercial Retail, Professional Offiice, Restaurant, Motel, Gas Station, Bank (wldrive-up} Location: Northwest Corner of Hamrick Road and East Pine Street Intersection Legal: T37S, R2W, Section 02D Tax Lot 100 Zoning: C-4, Tourist and Office Professional District Area: 21.6 Acres. Units: 16 Parcels: Parcel l: Motel Parcels 2-11: Retail, Restaurant, Gas Station; with 1 to 2 Anchor Tenants, with parking. Parcels 12-16: Professional Office, Banking Plans: 1 NMaster Pian" illustrating tentative road, building, and parking layout for development; prepared by Hoffbuhr & Assoc., dated .fuly 29, 1999; and "Tentative Pla#" for Naumes inc.", dated August 12, 1999 prepared by Hoffbuhr & Assoc. Report By: Lee N. Brennan, Public Works Direc#or Purpose Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer"} regarding City Public Works Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed commerciallprofessional office facility. Gather information from the Developer/Engineer regarding the proposed development. Special Requirements Existing lnfrastructure:~ The Developer shall demonstrate that a11' connections to existing infrastructure (i.e. streets; water, sanitary sewer, storm dram systems; natural drainage systems; etc.,} will not interfere with or provide for the degradation of the existing effective level of service ~or operation of the infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities #o accommodate the flows andlor demands imposed on the existing infrastructure as the result of the connection of the proposed development's infras#ructure, or will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; while maintaining or improving the existing level of service of the affected facility, as approved by (as applicable), the regulatory agency, utility owner, andlor property owner involved. 2. Master Plans: In association with City PWD staff, the Developer shall prepare master plans for the storm drain collection, retention, and conveyance system, the sanitary sewer collection and conveyance system, the water distribution system, and the street/driveway sys#em for the subject tax lot and the areas to the north anti south of the proposed development. The master plans should take into acccsun# the flows or demands of the proposed development, any future development on neighboring portions of the subject tax lot, on neighboring properties, and any Other areas deemed by the City that will need to connect into the proposed development's or ,_- 28 ~, existing nergl~banng infrastr~€ciure 1~he prepared master plans shar:id take ~r~to account any prevrocrs master plans that Dave been prepared ar~d approved by lhc~ t:~ly Vinci Jackson County Ease~rrents The Developer shall prav€de sortable and acceptable 15-foot-wide miniiaauna easements for any City public works infrastructure located outside the put>lic rights-of-way, These easements shall be dedicated for sole use by ttae Crty. ar3d shall root overlap (crossings are acceptable, as long as required infrastructure separation ~s marnta€ned) other utility or infrastructure easements. A separate 10-foot minimuraa width public utilities easement {P.U E.) should also be required for utility installation outside the Freeman Road right-of-way along the property's exterior frontage with Hamrick Road and E. Pine Street Vehicular and Pedestrian Access to All Proposed Development: Access agreements or similar documents will need to be granted on the proposed Development's property to allow for public and private vehicular and pedestrian access {ingress and egress} on andlor across the proposed Development's property to afford access to the various parcels of the development (cross-access easement agreements}. All construction plans and as-built drawings shall accurately portray (both horizontally and vertically} utility line and appurtenance Incations and the locations of any existing and new easements on the proposed development. All final plats shall accurately portray the horizontal location of all easements and right-of-ways dedicated as part of the development of this project All right-of-way and easement dedication shall be completed prior to lino! construction plan approval q. Traffic Circulafion Plan: The developer shall prepare and submit for City PWD approval a suitable site traffic circulation plan for the proposed development The traffic circulation plan shall illustrate that all driveways and connections to streets shall accommodate the turning and access movements of all expected truck, bus, emergency vehicle {i.e fire truck) and all other applicable vehicles including but not limited to a WB-S7 truck (long-haul delivery truck); a motor home in combination with a boat trailer; a single unit bus {RVTD); and fire-fighting equipment. It is further recommend that the development include bus "turn-outs- internal to the development that will provide for rider shelters and bus loading facility for RVTD buses. All vehicular movements shall be designed to avoid infringing into opposing or adjoining travel lanes when the traffic movements are made by the studied vehicle. 5. Clear Vision Areas/Triangles. All driveway approaches of the proposed Development connecting to public roads shall maintain a minimum 55-foot sight vision triangle as measured from the edge of the right-of-way to the center of the driveway. This requirement may be adjusted by the City PWD, depending on final orientation and lane layout of the adjoining roads it`s accordance with AASHTO clear sight-vision requirements Adequate clear v~son area/lrrangles shall also be r~raarnta3ned at all internal driveway intersect~ans G Traffic Study:.Improvemen_ts to Hamrick R_aad and E. Pine Streer°;_and Righf_of-WaX Dedication A traffic impact study €or the proposed development, prepared by Kittelson ~ Associates. Inc , doled June 1999. has been submitted to the City The traffic study analyzed the year 2003 (anticipated year of hurld-out of the center) projected traffic flours and intersection levels of service at the motor street intersections most I~keIy to be impacted from this development anti the l~r~velot~-nonf'S driveway Connertion5 to t-lamrick Road and East PEnn Strr,et I-t~e traffrr stt.rd/ ~nrludecf It, E, rc:srrlenliaf deveiopn~ent airy 3f;y appro~dr~~t to the r~o'tl' and ~,asl cif tt~e site !'~I'Jalnut Grovr~ i`!nw Haven Central F'o~nt East and Fart-v~oOd ~i~r~rracei .~~~ ~ ~ ~. . !' purposes a n~inimur~i of 6?_ feet from the cenierlrne of E line Street Additional land dedication for street and City utility p~rrposes shall also be dedicated ~~ minimur~i of 44 to 56 feet (wider as it approaches the mterseciion) from the center€ine of Hamrick Road. After completion of build-out master planningJconstruction, any dedicated property that was not necessary, would be "vacated" and returned to the adjoining parcels of the proposed Development E That additional "acceleration" westbound tapers on E. Pine Street and southbound tapers on Hamrick Road, be constructed at the exi#s to the proposed development, as jointly determined by the Developer's traffic engineer, the City PWD, and Jackson County_ F. That the "Eastern" and "Western" driveway entrances to E. Pine Street and the "Southern" entrance to Hamrick Road be constructed as "right-inlright-out" entrances, with suitable concrete island "pork-chops" constructed for traffic delineation. 7. Landsca e Buf#'ers Meanderin Sidewalks and Cif Utilif Sfri : In keeping with the landscape buffers and meandering sidewalks established with the Central Point East Development, the City PWD is recommending that the Development be required to develop an approved landscaped buffer {including suitable irrigated landscaping and meandering sidewalks) located in the strip of land between 12.5 feet to 2.5 feet from the back edge of the Hamrick Road and E. Pine Street right-of-way to be established for the Development. The remaining 2.5 feet of right-of-way is to be reserved for City utility location (i.e street fights, fire hydrants, air relief vents, etc.}, but should be landscaped as appropriate. 8 Erosion Control Plan: A suitable erosion control plan must be prepared and submitted to the Oregon Department of Environmental Quality (DEQ) for the construction of any improvements associated with this development. The construction plans associated with this development wi(I not be approved by the City PWD until the City PWD receives a copy of the written approval of the erosion control plan by the DEQ. 9. Storm.Drainage,.System: The storm drain system shall be designed to accommodate the storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or creek/ditch conveyance}; any future development on adjacent properties; conveyed storm drainage or surface water flow, and any flows from areas deemed by the City that will need to connect-into the proposed development's SD System. Depending on topography, this may include surface water flows from the properties north of the subject tax lot that drain across the subject tax lot. However, if applicable, the City PWD is further recommending that the Developer be required to design the storm drain conveyance system to accommodate projectee post-development flows from these adjoining properties. City would propose reimbursement to the Developer for up-sizing the applicable up-sized portions} of the storm water conveyance system to accommodate the future development on these neighboring properties, as appl€cable The City is currently developing a schedule for the cost differences for up-sizing storm drain pipe and manholes. Once the cost table ~s developed, the cost differences will be multiplied against the lineal feet of storm drain pipe for the various pipe up-sizing, and the number of manholes up-sized, to determine the total reimbursement that would be due the Developer. Once the amount of the reimbursement is determined, it is proposed that the City would enter into an agreement with the Developer that ca915 for payment of the delerm~ned reirnbursen~ent amount {which would Irkely be desrynatecf as the °Pear Blossom Center storm drainage pro)ect e~ 1_ ~~ . ~ ~. 'ti ~~... i ` fee') as it is collected from the developers of the affected properties 10 Off-Site Storm Dra.inag_e Infrastructure- t"or any storm drainage infrastructure coE~siructed or improved outside the City's rights-of-way or easements for drainage of s~}dace wafers from the subject development, the Developer shall provide a suitable document ar documents which contarn approvals for the implementation of s~rch connection and/or improvements and which describe U Who is responsible far the operation, maintenance, and repair of the infrastructure facilities to maintain the original design parameters associated with the infrastructure. if the City is to operate and maintain the infrastructure, the applicable funding mechanism that will be created (i.e local improvement district) for the associated City expenditures; t~ Haw will al#-weather driveable access be afforded and maintained indefinitely to maintain and repair the infrastructure facil€ties; rJ That an easement ar other suitable conveyance document has been granted, as necessary, to provide suitable access on private property for the inspection, maintenance, and repair work to be performed on the infrastructure facilities. The easement shat( include a statement which allows access by City personnel for inspection, maintenance, and repair purposes. 11. Wafer Distribution Sysfem and Fire Profecfian: It is recommended that the water system for the development and neighboring properties to the north and west shad be master planned, to not only accommodate the needs of the proposed Development, but to provide far mainline valves and stub-outs for future main distribution networks and "reinforced looping" of the adjoining properties to the north and west. The water distribution for the proposed ©evefoprnent shall be of "reinforced loop" design; a minimum of two connections will need to be made to the City's distribution system: one connection to the planned 12-inch fine along E. Pine Street (tn be constructed in the winter of 2000), and a second connection to the 16-inch- diameter line currently being constructed along Hamrick Road. The water lines steal! be sized to accommodate all fire demand flows of the development. Fire hydrant or service vault locations and needs shall be determined by Fire District No. 3. 12. Flood Study of Bear Creek: The proposed development places improvements and structures within or alters the 100-year floodzone associated with Bear Creek. It is recommended fhat the Developer be required to have a 100-year flood study analysis performed. The flood study must provide €indings which indicate what affects does the placement of the proposed improvements and structures have on the base flood elevation and floodzone boundary; and what affects will the modification of the floodplain elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development The Developers engineer shall determine the existing base flood flaw rates and the base food elevation contours; and illustrate the existing boundaries of the floodplain and fIoodway fora 100-year "base flood" storm event associated with Sear Creek through the affected properties- The construction drawings shall indECate the revised base flood elevation contours and boundaries of the floodplain and fIoodway expected to occur following the completion of any develop~~eni within the identr#ied floodzone (also referred to as the "Area of Special 1=1ood Hazard"), including any affected upgradient areas The information determined in this study vri[I also be used to determine minimum finished floor elevatrons for any structures that will be placed wrthtn the area of special flood hazard :3 13 Aboveground Utilities I€ applicable, coordinate efforts wrtl~ f'ac~f~c Power. US West, and Falcon {TCI} Cable. io cor~vErt any overhead eleclr~cal power. telephone. or cable facilities within the proposed developnieni to underground facilities, prior to the acceptance by the Crty PWD of the pubic in~provernerlts associated with the proposed development AI( agreei~ients and costs associated with the conversion of these facilities frorl~ overhead to underground €acilit~es. shall be by and between the utility owners and tt~e Developer 14 Shallow Groundwater. Because of the groundwater level and quality degradation concerns raised on the neighboring properties to the proposed development, the PWD is recommending that the Developer conduct a hydrogeological investigation of the shallow groundwater underlying the proposed Deve€opment to determine what affects the proposed development and associated improvements may have on groundwater levels and quality, and expected affects to downgradient properties. GenEra! 1. Public Improvements: All canstruction of public improvements shall conform to the City`s PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, andlor upgrades as may be approved by the Gity Administrator or his designee prior to the approva! of the construction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in writing by the Developer's engineer to the City PWD for approval prior to implementation. 2 Permits and Approvals: Developer shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to, the Oregon Department of Fish and Wildlife (DFW), Oregon Department of Environmental Quality (DEO}, Oregon Division of State Lands {DSt_), U.S. Army Corps of Engineers (ACOE}, affected irrigation districts, and Jackson County Roads and Parks Services (~JC Roads}, Fire District No. 3, and Bear Creek Valley Sanitary Authority (BCVSA). The Developer sha11 submit written approvals of the final construction plans from Fire District No. 3 (fire hydrant placement, waterline sizing, and emergency vehicle access}, Bear Creek Valley Sanitary Authority {BCVSA, for sanitary sewers), and JC Roads, (E. Pine Street and Hamrick Road improvements and driveway/access road connections) prior to final construction plan review and approval by City PWD. 3. As-Builfs: Prior fo approval and acceptance of the project. the Developer's engineer or surveyor shall provide the f7~ihlic V'~lorl~s Department with "as-hunt' dra~~~~~~gs If feasihle the Developer s engireer or surveyor should provide t#~e drawings in both a hard copy form {produced on Mylar'r) and in a °digrtal" format compatible with AutoCAD'', or other form as approved by the City PWD As-built drawings are to he provided to the City which provide `red-line chanr~es to final approved construft~on plans which identify the locations and or eievat~ons {as appropriate} o€ actual sr.stailed ,terns, including, but not limited to, invert, inlet, and nm or !ip elevations; spot elevations identified on drawings water lines. valves and fire hyrjrants v~atFr arEd sev/or lateral modrt~cat~ons to strcot section, rtiar~hole and crlrh inlet, streFt I€ght locations ~,~rier below yrati: utility lines. etc f'r~~vicie a `red-line hard copy lon Mylar~`1. or ar7 approved r~lte.rnat~ve forn~at '1 1 ~ \:.. ~~ . ` of constr~rct~on drawings, and rf feas~b9e. ~`?n acceptable AutoCAD'" compatible drawing electronic file to the City at con~p(eiion of construction and prior to acceptance of public rnfrastructure facihties cor~ipleted as part of t1~e proposed development, or as otherwise approved by the City Admirnstrator or t~~s designee. 4 Elevations All eEevatians used an the construction plans, on temporary benchmarks, and on the permanent benchmark steal! be tied rnto an established Gity approved benchmark and be so Hated on the plans. At least two perr~~anent benchmarks sha{I be provided for the proposed development, the location of the benchmarks shall be as jointly determined by the City PWD and the Developer's surveyor. ~ Exisfirrg Infrastructure: As applicable, field verify all existing infrastructure elevations and tocatians {i.e. pipe inverts, curb elevations, street elevations, etc.), to which the proposed development will connect info existing improvements, prior to final construction plan design and submittal for final approval. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, steal{ be accurately portrayed {both horizontafty and vertically) on the construction plans. 6 Fill Placement: All fill placed in the development shall be engineered fill that is suitably placed and compacted in accordance with Gity PWD and Building Department standards, except for the upper 1.5-feet of fill placed outside of pub{ic rights-of-way and that does not underlie building, structures, or traveled vehicular access ways or parking areas. 7 Road/Driveway/Parking Areas: The Developer shall evaluate the strength of the native soils and determine the access road, parking. and driveway section designs to handle the expected loads {including fire equipment) to be traveled on these private driveways, access roads, and parking areas. Need to provide designed road section for review. The roadlstreet/driveway sections within the public rights-of-way shall be constructed per the design of the City PWD. 8. Utility Plans: The utility plans shall be drawn to scale with accurate horizontal and vertical depiction of utility tines and appurtenances {transformers, valves, etc.). Utility infrastructure location must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. 9. Area ~ightinc;~Plan: Need to provide and impEement an adequate area lighting plan for parking and public access areas, including the driveway entrances. 10. Easements: Easements for City infrastructure (i.e. sanitary sewer, water, and storm drain [if applicable)) shoutd be a minimum of 15-feet wide, and should not split lot Tines. Easements for puY~lic storrrr drainage. sanitary sewer. and water lines shall be dedicated to the City and not just a P.U.E. Centerline of buried infrastructure shall be aligned a rn~nrmum of five {57 feel tron~ the edge of the easement. If two or more City owned utilities are located within an easement. then a minimum of 20-foot width should he required Easement dedications in final deeds or CCB~F~s need a statement which should clearly indicate that easements must be maintai€~ed with suitable, dr,veabie vehicular access to City publrc infrastructure facrlitres, as deterr~iined t~Y the City PWD 1 1 Street L~hts~ Construction drawings for this Tentative Plan shall include a SirF.et I..ightinr~ Plan in accordance wcth the requirements of the Ciky f'WCJ or as otherwise approved by the f-~tY Administrator ar hES designee The construction drawings steal! include clear vision areas ~J .r+.:.. li.: , ~,... :~ r ~, ~ designed to meet the City's PWD Standards 12 -Storm Drainage System: Developer's engineer shall develop a facility plan for the storm drain collection, retention, and conveyance system (SD System} which provides for storm water run- off from and run-on onto the proposed development (either sur€ace run-on or culver# ar creeklditch conveyance}, any existing or future development on adjacent properties, conveyed storm drainage, or surface water flow, and any areas deemed by the City that will need to connect-into the proposed development's SD System Developer's engineer shall determine how the SD system will work during 10-year and 100 year ffaod events associated with Bear Creek. Identify the HGL in Bear Creek during 10- and 100- year storm event, and what affect it will have on the proposed outlets and storm drain system and building elevations. System should be designed to adequately drain a 10-year storm event without surcharging or shall provide adequate storage to prevent surcharging; and be designed to prevent backflow of water from Bear Creek up into SD system during storm events. During the design of the SD system, the Developer's engineer shall consider the effect of the proposed improvements and structures with regard to the 100-year base flood event floodway and floodplain of Bear Creek. The design of the storm drain collection and conveyance system {SD System) should provide for storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or creeklditch conveyance); the Developer shall demonstrate that the storm water flows from the completion of the proposed development (and at any time prior to completion of development) do not exceed predevelopment flows into Bear Creek; or that allowances or provisions have been made (and approval of the applicab€e properties owners and regulatory agencies has been obtained}, which accommodate any additional flow which exceed predevelopment flows. The Developer and the City PWD shall agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. Developer's engineer shalt provide a site drainage plan designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 10-year storm event without surcharging or must be provided with adequate storage to prevent surcharging; and be designed to not impact existing public storm drainage facilities. Catch basins and area drains shall be designed for on-site sediment and petroleum hydrocarbon retention. The private storm drain system shall be designed to directly connect to the public storm drain systei'n, and shall not be designed to discharge to the street surfaces. Surface drainage from any fuel storage and dispensing facilities shall not be directly connected to the storm drainage system without prior approval by the D1=Q and City PWD. Public storm drain pipe materials shall he PVC HDPP. or reinforced concrete- with water-fight joints Provide concrete or sand-cement slurry encasement where required in areas of minlmUrrl COVef. Roof drains and underdrains shall not be directly connected to public storm drain lines. and shall drain to the on-site private storrri dram system As applicable, any discharge points of the storm water facilities shall be designed to provide an aestheticatly pleasing, useful. and low maintenance facility. that are designed to mitigate erosion, dar~~age, or loss durnng a i OU year storr» event. and that mitigate the attracl~ve nr~ESancc" 1~arards associated wfth these types of fac~l~ties ~~ Prior lc~ (;Ity f'W(,7 construction pl,~n revr~~w the Develo}}er shall plovlde the Clly PW17 w€lh ~~ corn#~i~te set of hydrologic and hycir~lullc r'~~Icrrlr3tlons ar~d profile plats fol siz+ng the 5C) syster~~. whlct~ sh<al# Incorporate the use of thc~ Cliy ['WD~s ralr~fallllnter~srty curve. and Clly approved rUr1-off cOeffiCientS, Carve nlrr~llJerS, retard~'~Ilce, pipe roughness cOefflCiettt5, etC., plat are used In the englrleering CaICUIatIOnS Sheet flow surface drainage front the property onto the public rights-of-way or onto nelghborrng properties Is r_Inaccepfable Plans which propose to rnclude the discharge to Bear Creek and any construction or modification within the floodway of Bear Creek or in the road ditches, shall be in compliance with DSL, AC01=, ODFW, DEQ, JC Roads, andlor City PWD {as applicable) guidelines and requirements and any applicable conditions and or approvals, of these regulatory agencies. 13. Fire Hydrants: Provide locations of existing and any new required fire hydrants. Fire Hydrants need to be connected to 8-inch-diameter and larger lines, with the supply fines being "}ooped as feasible. if applicable, steamer ports at hydrants located near the building shall face the buildings. Fire hydrants shall be suitably protected from potential vehicle damage and encroachment. 14. Wafer System Cross Connectiarr Con#rol: Developer shall comply with Oregon Health Division {OHD) and City requirements for cross connection control. if a pressurized irrigation system andlor domestic water wells exist on the property, the Developer will be required to install the required backflow prevention assen~k;lres directly behind the City's water meters 15 Wafer Sysfem: Construction drawings shat{ ,nclude the size, type, and location of all water mains, hydrants, valves, service connection. meter. service laterals, and other appurtenance details in accordance with City PWD Standards and as required by the City PWD. 16 Roof/Aroa Drains: All structures shall have roof drains, area drains, andlor crawl spaces with positive drainage away from the building. Roof drains shall not be directly connected to the public storm drain system. 17 Grading Plans: Grading plans shall have original/existing grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid Contour lines should be labeled with elevations- 18 5anif~r~Sewer: Ail sanitary sewer collectror~ and conveyance system (SS System) des+gn construction and testlnr~ shaif conform to the standards and guidelines of the Oregon Dt=Q 19gg f~f'V~IA Standards. Oregon Chapter. E,ear Creek Valley Sanitary F~,uthorlty (E3CVSf~.}. ~~rr~ the C€ty PWD Standards, where applicable The cor~structlon plans and the as-built drawings shat! identify lateral stationing for construction of sewer laterals 1 `! Water Fights It applicable Developer shall provide a Statement of Water flights f or ~ t~ C;It approved fornip, for any affected properties For properties deterr~lned to have water r€gtlls €i~e developer will coordinate w+ti~ the State Watcrmaster the re-allocation of any vraters attached to lands na longer rrrigat~le as a resf~lt of the proposed development ~- ~, r i f 1 t 1 I 1 1 1 ~~ ~ r ` . ; IOT~:76 ~ { (k79 : ACRES 1 + r ~ 3 1 ' . S'• i~ LC3T 1'S ~ O.d2 ACRES I1 L0T ~14: 0.76 ACRi=S ,~ !_ ,.b,d 1 ~~ ~~ 11 { 1 1 I 1 I 1 1911® 1 [ I f91rP1C 1 79Net1i IYIIL iNRI LLL I~AQI~~ AM 71i1~'IR i~WM i ~ ~ I OWlO1R Ir0 ~_ J ~_-__- -------___---_---~ - ---------------.r.._ ~_....__~~ _~ - LOT 12 ,: 1.13 ACRES -J '~ / :1_/ .~ 1 G• ! .~ p { ' ~ ~ r I I'~•. '~'~ II 1 S I 1 ~~ ...... 1 r ... II f,'~ "• ' r~ 1 i ` 4. i LOT 53 ,~ ~ ,; •~... ,... 4 2.35 ACRES `' ~ ~ ~ ........,. t0T 31 ~. ,~ ~ ' ~, , .. ~ ' 3.34 ACRES `~. I r ~ ~., \ 1i! 1 5, 1~ - . ~... 1 j I'~...,, 4oT ~ ..._ x:82 ACRES °~t . 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